In Maryland, evicting a tenant requires written notice, filing a complaint at District Court, attending a hearing, and obtaining a Warrant of Restitution executed by a sheriff. Non-payment evictions take 21–35 days. Lease violation evictions take 5–10 weeks. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal and can result in significant damages owed to the tenant.
Maryland law requires every eviction to go through District Court — no exceptions. You cannot change locks, remove a tenant's belongings, or shut off utilities to force someone out. These "self-help evictions" are illegal under Maryland law and can result in the landlord owing the tenant significant monetary damages plus attorney fees.
Before starting the eviction process, you must have one of these legally recognized grounds:
| Eviction Type | Notice Required | Total Timeline | Filing Fee |
|---|---|---|---|
| Non-payment of rent | 10 days written notice | 21–35 days | $15 |
| Lease violation (standard) | 30 days written notice | 5–8 weeks | $25–50 |
| Imminent danger/illegal activity | 14 days written notice | 3–5 weeks | $25–50 |
| Holdover tenancy | 60 days written notice | 6–10 weeks | $25–50 |
| Month-to-month termination | 60 days written notice | 8–12 weeks | $25–50 |
Baltimore City has additional tenant protections beyond state law and court backlogs can extend timelines. Baltimore County and Howard County generally follow state timelines closely. Always verify current local procedures before filing.
Every eviction starts with a written notice served to the tenant. The type and length of notice depends on the eviction reason:
How to serve notice: In person, posted on the door, or via certified mail. Keep proof of service — you will need it in court. Electronic delivery (email or text) is also permitted if you have the tenant's contact information.
If the tenant does not pay, cure the violation, or vacate within the notice period, file a Complaint for Repossession of Rented Property at the District Court in the county where the property is located.
After filing, the court clerk assigns a hearing date — typically 5 to 14 days after filing for most Maryland courts.
The court issues a Summons that must be delivered to the tenant by a sheriff or constable — not by the landlord. The summons can be served by:
The sheriff files a Proof of Service with the court confirming delivery.
Both landlord and tenant appear before a Maryland District Court judge. Come prepared with:
If the tenant does not appear, the judge typically rules in the landlord's favor by default. If the tenant appears, both sides present evidence and the judge usually rules the same day. In contested cases, the judge may take a few days to issue a ruling.
If the judge rules in your favor, you receive a judgment for possession. You must then file for a Warrant of Restitution — the court order that authorizes the sheriff to physically remove the tenant. A Warrant of Restitution is issued within 4 days of judgment if the tenant does not appeal.
You cannot personally execute the eviction. Only a sheriff or constable can physically remove a tenant and their belongings.
Once the Warrant of Restitution is issued, you must give the tenant at least 6 days written notice of the scheduled eviction date — delivered by mail, posted on the property, and electronically if you have the tenant's contact information.
On the eviction date, the sheriff orders all occupants to leave. The landlord regains possession. The tenant has the right to retrieve personal belongings — local laws govern how long abandoned property must be stored before disposal.
| Cost Item | Estimated Amount |
|---|---|
| Court filing fee (non-payment) | $15 |
| Court filing fee (other) | $25–50 |
| Sheriff service fee | $25–75 |
| Attorney fees (if hired) | $300–1,500+ |
| Lost rent during process | $1,500–3,000+ |
| Property repair/cleaning after | Varies |
| Total estimated cost | $2,000–5,000+ |
HBAY Property Management covers all legal and court costs up to $3,000 if a tenant placed through HBAY ever requires eviction — included at no extra charge in our flat $150/month management fee. This protection alone can pay for years of management fees.
These actions are illegal regardless of circumstances and can result in you owing the tenant significant damages plus their attorney fees:
Many straightforward evictions — especially non-payment cases where the facts are clear — can be handled without an attorney. Consider hiring one if:
Non-payment of rent evictions take approximately 21 to 35 days from filing to sheriff lockout. Lease violation and holdover evictions take 5 to 10 weeks including required notice periods. Contested evictions where the tenant hires an attorney can extend to 8 to 16 weeks depending on the county.
No. Maryland law requires every eviction to go through District Court without exception. There is no legal pathway that allows a landlord to remove a tenant without a court-issued Warrant of Restitution.
Yes — under Maryland's "pay to stay" rule, a tenant can cancel a non-payment eviction at any point before the sheriff executes it by paying all outstanding rent, late fees, and court costs. However, this right is eliminated if the tenant has had three failure-to-pay judgments against them within the past 12 months.
No. Maryland law does not guarantee tenants a statewide grace period. Once rent goes unpaid past the due date, landlords can immediately begin the notice process. However, some individual lease agreements include a grace period — check your lease before filing.
No. If your property requires a rental license and you don't have one, the court will not accept your failure-to-pay-rent filing. This is one of the most common reasons evictions fail — always maintain a current rental license.
HBAY Property Management includes eviction protection up to $3,000 for every client — plus we handle all the court filings, documentation, and coordination on your behalf. Our flat $150/month fee includes this coverage at no extra cost.
Get 3 Months Free ($450 Value) 📞 (443) 360-7991HBAY provides this eviction protection to landlords throughout Baltimore County and Howard County, including Towson, Ellicott City, and Columbia.